1080 Hearon St E · Paris, TX 75460

$49,000

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 111 Days on market

Built 1965 0.31 ac lot ↓ 8% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**** HUGE DISCOUNT for quick sale. Good investment property in the city of Paris, TX. Cash offers only; sold AS-IS Condition. Buyers and Buyer's agent to verify all information including measures, square footage, schools, year build. The property has been vacant for several months. Refrigerator will convey with the property but it is not guaranteed their condition or if they work.

Key facts

• Shopping options
• Covered parking
• Flexible layout

Tags

• FLEXIBLE LAYOUT
• HARDWOOD FLOORS
• COVERED PARKING
• SPACIOUS LOT
• MATURE TREES
• SHOPPING OPTIONS

Property features AI

Finance

• Financial info: Selling terms: Cash
• HOA & community: No association

Exterior

• Parking: Carport with 2 spaces; No garage
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1965; Composition roof; Pillar/post/pier foundation; Construction materials: Other
• Exterior features: Few trees on an interior lot

Interior

• Kitchen: Built-in cabinets; Dishwasher
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level, approx. 13 x 20
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms (on main level)
• Interior features: Decorative lighting; Two living areas; One dining area; Room count: 10; One-level layout
• Laundry & utility: Utility room; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.6% vs local median 3.6% in Paris — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#984 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Paris ISD (town): math 36% / reading 37% proficiency, ranked #521 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 274 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).
• This rent runs 37% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $11k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.96% ✓
• Cap rate: 26.63%
• Cash-on-cash: 72.62%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $132,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 17th St SE	0.36mi	3/2.0	1,784 (+2%)	1mo	$135,000	$76	79
108 SE 22nd St	0.73mi	3/2.0	1,704 (-2%)	1mo	$60,000	$35	61
206 6th St SE	0.43mi	3/1.5	1,944 (+12%)	4mo	$99,800	$51	55
1910 E Polk St	0.56mi	3/2.0	1,908 (+9%)	6mo	$149,000	$78	53
1930 Cedar St	0.62mi	3/2.5	1,836 (+5%)	11mo	$134,900	$73	51
1347 E Houston St	0.52mi	2/2.0 (-1)	1,542 (-12%)	2mo	$79,000	$51	50
841 20th St SE	0.58mi	3/2.0	1,575 (-10%)	10mo	$169,000	$107	48
2025 Cedar St	0.64mi	3/2.0	1,552 (-11%)	4mo	$164,500	$106	48
1738 Lamar Ave	0.55mi	3/3.0	1,996 (+14%)	1mo	$149,900	$75	46
2252 Cleveland St	0.75mi	3/1.5	1,508 (-14%)	10mo	$139,900	$93	32
1925 Bella Vista Dr	0.71mi	3/2.0	1,525 (-13%)	18mo	$149,000	$98	30
716 23rd St SE	0.72mi	4/2.0 (+1)	1,940 (+11%)	19mo	$62,000	$32	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.3%
• Equity multiple: 4.28×
• Total profit: $44,947
• Equity at exit: $7,306

10-year hold

• IRR: 76.2%
• Equity multiple: 8.82×
• Total profit: $107,260
• Equity at exit: $4,237

Cash invested: $13,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75460

• Active inventory: 274
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $830

Break-even live

Break-even rent $399

Max offer price $49,000

Occupancy floor 38%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Cedar St Paris, TX	3.0	2.0	1394	$2,000	$1.43	44d	1	0.67mi
2246 Simpson St Paris, TX	3.0	1.0	1508	$1,250	$0.83	44d	1	0.73mi
635 7th St SW Paris, TX	1.0–4.0	1.0–2.0	903	$1,250	$1.38	44d	16	1.34mi
370 29th St NE Paris, TX	3.0	1.0	1220	$1,200	$0.98	44d	1	1.40mi

Listing history 27 events

1. 2026-06-19
   days on market $49,000 Active 111 DOM
2. 2026-06-18
   days on market $49,000 Active 110 DOM
3. 2026-06-17
   days on market $49,000 Active 109 DOM
4. 2026-06-16
   days on market $49,000 Active 108 DOM
5. 2026-06-15
   days on market $49,000 Active 107 DOM
6. 2026-06-14
   days on market $49,000 Active 105 DOM
7. 2026-06-12
   days on market $49,000 Active 104 DOM
8. 2026-06-09
   days on market $49,000 Active 101 DOM
9. 2026-06-08
   days on market $49,000 Active 100 DOM
10. 2026-06-07
    days on market $49,000 Active 99 DOM
11. 2026-06-03
    days on market $49,000 Active 95 DOM
12. 2026-06-02
    days on market $49,000 Active 94 DOM
13. 2026-06-01
    days on market $49,000 Active 93 DOM
14. 2026-05-31
    days on market $49,000 Active 92 DOM
15. 2026-05-31
    days on market $49,000 Active 91 DOM
16. 2026-05-01
    price $49,000
17. 2026-03-20
    price $55,000
18. 2026-02-10
    listed $60,000 Active
19. 2022-04-05
    soldstatus
20. 2022-04-04
    soldstatus Closed 386-char remark

    Show marketing remark (386 chars)

    **** HUGE DISCOUNT for quick sale. Good investment property in the city of Paris, TX. Cash offers only; sold AS-IS Condition. Buyers and Buyer's agent to verify all information including measures, square footage, schools, year build. The property has been vacant for several months. Refrigerator will convey with the property but it is not guaranteed their condition or if they work.

21. 2022-03-20
    status Pending 386-char remark

    Show marketing remark (386 chars)

    **** HUGE DISCOUNT for quick sale. Good investment property in the city of Paris, TX. Cash offers only; sold AS-IS Condition. Buyers and Buyer's agent to verify all information including measures, square footage, schools, year build. The property has been vacant for several months. Refrigerator will convey with the property but it is not guaranteed their condition or if they work.

22. 2022-03-15
    historical Active Option Contract 386-char remark

    Show marketing remark (386 chars)

    **** HUGE DISCOUNT for quick sale. Good investment property in the city of Paris, TX. Cash offers only; sold AS-IS Condition. Buyers and Buyer's agent to verify all information including measures, square footage, schools, year build. The property has been vacant for several months. Refrigerator will convey with the property but it is not guaranteed their condition or if they work.

23. 2022-02-22
    status Active 386-char remark

    Show marketing remark (386 chars)

    **** HUGE DISCOUNT for quick sale. Good investment property in the city of Paris, TX. Cash offers only; sold AS-IS Condition. Buyers and Buyer's agent to verify all information including measures, square footage, schools, year build. The property has been vacant for several months. Refrigerator will convey with the property but it is not guaranteed their condition or if they work.

24. 2022-02-19
    historical Active Option Contract 386-char remark

    Show marketing remark (386 chars)

    **** HUGE DISCOUNT for quick sale. Good investment property in the city of Paris, TX. Cash offers only; sold AS-IS Condition. Buyers and Buyer's agent to verify all information including measures, square footage, schools, year build. The property has been vacant for several months. Refrigerator will convey with the property but it is not guaranteed their condition or if they work.

25. 2022-02-17
    price $47,999 386-char remark

    Show marketing remark (386 chars)

    **** HUGE DISCOUNT for quick sale. Good investment property in the city of Paris, TX. Cash offers only; sold AS-IS Condition. Buyers and Buyer's agent to verify all information including measures, square footage, schools, year build. The property has been vacant for several months. Refrigerator will convey with the property but it is not guaranteed their condition or if they work.

26. 2022-01-16
    listed $53,000 Active 386-char remark

    Show marketing remark (386 chars)

    **** HUGE DISCOUNT for quick sale. Good investment property in the city of Paris, TX. Cash offers only; sold AS-IS Condition. Buyers and Buyer's agent to verify all information including measures, square footage, schools, year build. The property has been vacant for several months. Refrigerator will convey with the property but it is not guaranteed their condition or if they work.

27. 2018-02-07
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $449 · $37/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$447/yr (+$37/mo · 99.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,394
• − Mortgage interest: −$2,745
• − Property taxes: −$449
• − Insurance: −$245
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$1,425
• Taxable income: $9,746
• Est. tax owed @ 24.0%: −$2,339
• After-tax cash flow: $7,624/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Paris ISD
• NCES district ID: 4834290
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $31,515
• Composite: 29.83/100
• National rank: #6419
• State rank: #521 of 826 in TX

Livability — Paris

• Score: 61/100
• State rank: #984
• US rank: #17535

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paris, TX
• County: Lamar County · 23,426 people
• City population: 23,426
• Metro: Paris, TX
• Population (ZIP): 23,426
• Household income: $46,473
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1355.0

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 22% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.50%
• Current HPI: 145.3511
• Rent YoY: —
• Metro: Paris, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-7.5% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $49,000 NTREIS
• 2026-03-20 Price Changed $55,000 NTREIS
• 2026-02-10 Listed $60,000 NTREIS
• 2022-04-05 Sold (Public Records) — Public Records
• 2022-04-04 Sold (MLS) — NTREIS
• 2022-03-20 Pending — NTREIS
• 2022-03-15 Contingent — NTREIS
• 2022-02-22 Relisted — NTREIS
• 2022-02-19 Contingent — NTREIS
• 2022-02-17 Price Changed $47,999 NTREIS
• 2022-01-16 Listed $53,000 NTREIS
• 2018-02-07 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $449 · -6.5% YoY. Source: county tax records.